Title/Name/Summary
Fogo de Chão Exterior Renovations - 15407 S LaGrange Rd
History
QUICKFACTS
Project: 2024-0266 - Fogo de Chão
Petitioner: Joseph D Abbruzese, Fogo de Chão
Petitioner Contact: Brian Nebel, Consolidated Development Services
Purpose: This Appearance Review petition focuses on the exterior renovation of an existing building (former TGI Fridays), including new exterior colors and materials, lighting, signage, and a new entry vestibule. Scope will include minor impacts to existing on-site landscaping and hardscaping, mainly focusing on cleanup and bringing the site up to code utilizing the existing approved site plan.
Requested Actions: Appearance Review
Project Attributes
Address: 15407 S. LaGrange Road
P.I.N.(s): 27-15-10-004-800-0000
Size: 2.09 Acres
Comprehensive Plan Planning District: Regional Core Planning District
Comprehensive Land Designation: Regional Mixed Use
Existing Zoning: COR - Mixed Use
Surrounding Land Use:
North: Commercial (Smith Furniture) - COR
South: Open Space (Wetland/Detention Basin) - COR
East: Financial Institution (PNC Bank) - COR
West: Commercial (Darvin Furniture) - BIZ
PROJECT DESCRIPTION & CONTEXT
The renovation plans, outlined in the March 24, 2024, "Exterior Elevations," aim to modernize and enhance the existing vacant building. This includes expanding the north side with a new glass and porcelain entry vestibule, updating façade materials such as Iron Ore-painted brick and Peruvian Teak wood accents, and incorporating contemporary lighting solutions. The project also addresses practical improvements in the site plan dated "Architectural Site Plan" dated March 20, 2024 and landscape plan dated May 18, 2024, which address parking lot repairs, patio refurbishments, and landscaping updates to align with LDC regulations and enhance aesthetic appeal.
The recommended motion includes the following conditions:
1) The petitioner shall develop the subject property in substantial conformance with the final Village-approved site plan, landscape plan, and building elevations.
2) Meet all building code related items.
3) Submit a sign permit application to the Building Division for separate review.
4) Submit a paving permit for on-site paving as well as improving the parking lot to a condition that ensures at least 10 years of functionality.
Overall, the project conforms to the Village’s Comprehensive Plan, Land Development Codes and policies for this area.
Existing Building Elevations
The former TGI Friday's restaurant currently features a sort of postmodern architectural style with elements reminiscent of Prairie style. The building façades are constructed of face brick, with the north façade distinguished by two large columns near the main entrance, emphasizing the entryway. Originally, fabric awnings in the signature red of TGI Friday's were on the front and side façades. These awnings have since been removed, leaving only their frames on the building exterior. The building color scheme remains consistent with TGI Friday's classic red color palette. On the south façade, the loading area and garbage enclosure are screened by a brick face enclosure wall, with the gate to the garbage enclosure facing east.
Proposed Building Elevations
The proposed façade changes are detailed in the plans titled "Exterior Elevations," dated March 24, 2024.
North Elevation
The north side of the building will be expanded to accommodate a new entry vestibule, measuring 15 feet 10 inches in length and extending 7 feet 10 inches to the north. This vestibule will be primarily constructed of glass and textured porcelain material. The main portion of the building façade will retain the existing brick, which will be painted in Iron Ore (black). Canopies are proposed above the enlarged windows on both sides of the main entrance. The corners of the façade will feature New Teck wood Norwegian Board in Peruvian Teak, offering a dark, natural wood appearance. The top portion of the building will be finished in white, medium sand textured stucco, accented by a backlit light system to illuminate the façade. Additionally, the center of the façade, designated for proposed signage, will feature a custom metal screen with a bronze finish.
South Elevation
The south elevation will retain the existing garbage enclosure, and the façade will remain as existing brick, but painted in Iron Ore. This elevation currently contains no windows and will remain windowless because it faces the creek.
East Elevation
The main portion of the east building façade will retain the existing brick, painted in Iron Ore. The corners will feature New Teck wood Norwegian Board in Peruvian Teak, providing a dark, natural wood appearance. The top portion of the building will be finished in white, medium sand textured stucco, accented by a backlit light system to illuminate the façade. A new canopy is proposed above the window. Additionally, two new 72-inch lights are proposed on the sides of the large center windows. The existing garbage enclosure gates will be kept and repainted.
West Elevation
Similar to the east elevation, the west elevation will retain the existing brick, painted in Iron Ore. The corners will feature New Teck wood Norwegian Board in Peruvian Teak, providing a dark, natural wood appearance. The top portion of the building will be finished in white, medium sand textured stucco, accented by a backlit light system to illuminate the façade. New canopies are proposed above the smaller windows on the west façade. Additionally, two new 72-inch lights are proposed on the sides of the large center windows.
DETAILED PLANNING DISCUSSION
Lighting
When well-designed and properly installed, exterior lighting significantly improves visibility and safety, provides a sense of security, and complements the character of the Village. The new lighting proposed for the building exterior enhances the character, style, and function of the area. Gas lanterns have been proposed to accentuate the front entrance of the building. The Orland Fire Protection District has approved the proposed gas lantern lighting, and it will be reviewed by the Building Division for conformance. Overall, the lighting cut sheets have been provided and exceed the intent of the Land Development Code, meeting all regulations outlined in Section 6-315.
Façade
Section 6-308 of the Land Development Code states, “Buildings shall use the same materials, or those which are architecturally harmonious, for all building walls and other exterior components that are wholly or partially visible from public ways.” The proposed changes, outlined above, conforms to this section of the code.
Parking Lot
The parking lot is in a state of disrepair and staff requires a solution to ensure at least 10 years of functionality. This includes re-striping and replacing rusted, broken, or faded ADA signs. Staff recommends sharing ADA access aisles to add two additional parking spaces to the lot, but the petitioner will leave the ADA spaces as-is. There is an existing shared parking agreement for this parcel with Orland Park Place, so no parking issues will arise with this petition. Parking space count and stall size meets the requirements of Section 6-306 Off-Street Parking and Loading and shown on the plans.
Patio
The existing patio is in poor condition. The applicant will remove and reset the existing pavers, replacing any damaged ones. New pavers will be colored to closely match the existing ones, and they will be mixed in randomly to distribute the color difference between faded and new pavers, avoiding a noticeable concentration of new ones. Special attention will be given to ensure the pavers are laid to direct stormwater away from the building.
Landscaping
Staff has requested a revised landscape plan to clean up the existing landscaping on site and bring the landscaping in conformance with the Board approved Special Use Permit for TGI Friday’s. Additionally, landscaping has been requested around the Orland Park Place shopping center monument sign located on the property. The signage landscaping was most likely out of compliance due to previous intersection improvements at 154th Place and LaGrange Road. Additionally, all stone will be removed from the existing landscaping and replaced with shredded organic mulch. The new landscape plan has been reviewed to meet the standards outlined in Section 6-305 Landscaping and Tree Preservation.
Signage
Signage is not part of this petition and should be submitted for separate review to the Building Division. All signs must meet the regulations outlined in Section 6-307.
Recommended Action/Motion
The Appearance Review for Fogo de Chão Exterior Renovations, case number 2024-0266, as shown in the attached plans, has been administratively approved on June 12, 2024, subject to the following conditions:
1) The petitioner shall develop the subject property in substantial conformance with the final Village-approved site plan, landscape plan, and building elevations.
2) Meet all building code related items.
3) Submit a sign permit application to the Building Division for separate review.
4) Submit a paving permit for on-site paving as well as improving the parking lot to a condition that ensures at least 10 years of functionality.